SR-407-003-20 (3)
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OCT 2 5 2003
City Council Meeting: October 25, 2005
Santa Monica, California
TO:
Mayor and City Council Members
From:
City Staff
Subject:
Relocation Plan for the proposed 2411 & 2423 Centinela Avenue Project
INTRODUCTION
This report requests City Council approval of the Relocation Plan for the proposed project
located at 2411 & 2423 Centinela Ave.
BACKGROUND
The proposed project at 2411 & 2423 Centinela Avenue ("Project") is a new construction
affordable housing development of Community Corporation of Santa Monica (CCSM). The
Project will entail the demolition of 22 existing rental housing units (8-zero bedrooms
studios and 14 one-bedroom units) and the construction of 36 new affordable rental units
(18 two-bedroom and 18 three-bedroom units). Whenever displacement of existing non-
residential and/or residential owners or tenants occurs as a result of the Project, a
Relocation Plan must be prepared, and, the City Council must approve the Relocation Plan
in conformance with statutes and regulations established by the California Relocation
Assistance Law, California Government Code section 7260 et seq. (the "CRAL"), the
California Relocation Assistance and Real Property Acquisition Guidelines, Title 25,
California Code of Regulations, Chapter 6, Section 6000 et. Seq. (the "Guidelines"), and
California's Community Redevelopment Law (Health & Safety Code Section 33000 et seq.).
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OCT 2 ~ 2005
The Relocation Plan sets forth an assessment of needs, replacement housing resources,
program assurances and standards, relocation assistance program, relocation benefits and
payments, eviction policy, appeals policy, projected dates of displacement, and estimated
relocation costs.
DISCUSSION
Of the 22 existing rental housing units, only one housing unit remains occupied. The other
households moved for reasons that involve Section 8 initiated transfers, eviction for non-
payment of rent, tenant initiated transfers, transfers to nursing homes and natural death.
Therefore, one household will be displaced as a result of the Project. Under State
guidelines, comparable and available replacement housing must be identified prior to the
relocation of the displaced household. CCSM's relocation consultant conducted several
rental housing surveys from February 2005 through July 2005 to locate comparable
replacement housing units in proximity to the Project site. The results of the survey
indicate that there is an adequate supply of comparable replacement units available to
meet the needs of the household that will be displaced.
The Relocation Plan for the Project (Attachment A) has been made available for public
review and provided to the one household remaining on the site, as required by law. Any
written comments from the public or the displaced household will be attached to the
Relocation Plan as an addendum prior to its consideration by the Council.
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BUDGET/FINANCIAL IMPACT
The recommendation has no budgetary or financial impacts.
RECOMMENDATIONS
It is recommended that the City Council approve the Relocation Plan for 2411 and 2423
Centinela Ave.
Prepared by: Jeff Mathieu, Director Resource Management Department
Ron Barefield, Acting Housing and Redevelopment Manager
Tina Rodriguez, Redevelopment Administrator
Jim Kemper, Acting Housing Coordinator
Nia Tang, Senior Administrative Analyst
Lyn Cacciatore, Deputy City Attorney
Attachment A: Relocation Plan for 2411 & 2423 Centinela Ave Project
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ATTACHMENT A
Relocation Plan
Prepared for the Community Corporation of Santa Monica
2411 & 2423 Centinela Ave Project
INTRODUCTION
In December 2000 Community Corporation of Santa Monica ("CCSM") and the Redevelopment Agency of
the City of Santa Monica ("Agency") entered into a loan agreement and a conditional grant agreement for
the acquisition and rehabilitation of 2411 Centinela Avenue. In January 2001 CCSM and Agency entered
into a loan agreement and a conditional grant agreement for the acquisition and rehabilitation of 2423
Centinela Avenue. Since CCSM purchased the properties with the intent of rehabilitating the existing
structures and did not expect its rehabilitation activities to impose an unreasonable change in the
character of the properties, there was no need for the existing tenants to relocate, either permanently or
temporarily. It is CCSM's practice to rehabilitate buildings with tenants in place. That was the intent with
regard to these two properties with 14 of the 14 units at 2411 Centinela occupied and 7 of the 8 units at
2423 Centinela occupied.
Prior to the commencement of the planned rehabilitation, around late 2002 and early 2003, the Santa
Monica Public Housing Authority, during its annual inspection. requested that CCSM move the Section 8
tenants due to habitability issues that existed prior to CCSM's acquisition of the properties. Around the
same period, several non-Section 8 tenants requested transfers to other CCSM properties due to
overcrowding or other issues. Between August 2001 and June 2003, 20 of the 21 households moved for
various reasons including deaths, transfer to a nursing home, Section 8 initiated transfers, eviction for
non-payment of rent, tenant initiated overcrowding transfers to larger CCSM units and other tenant
initiated transfers to better CCSM units. One household remains today.
In November 2004, after CCSM identified a number of new issues related to the scope of work, cost of the
rehabilitation and difficulty maintaining insurance, CCSM requested a change from two rehabilitation
projects to one new construction project and in December 2004 the City of Santa Monica gave its
preliminary approval to that request. As a result of this change in the project one two-person household
will be permanently displaced. While both of the tenants in the remaining household were notified of their
eligibility for relocation benefits, one resident of the household recently moved without providing notice or a
forwarding address to CCSM. CCSM will provide relocation benefits to the household as required by State
relocation guidelines.
The location of the housing, which is the subject of this relocation plan, is generally described as follows:
2411 & 2423 Centinela Avenue, Santa Monica, CA 90405
(See Attachment 1 - project site map)
CCSM and its Relocation Consultant have prepared and will administer this Relocation Plan (the "Plan"),
under the direction of or in cooperation with the Agency. This Plan sets forth policies and procedures
necessary to conform with statutes and regulations established by the California Relocation Assistance
Law, California Government Code section 7260 et seq. (the "CRAL") and the California Relocation
Assistance and Real Property Acquisition Guidelines, Title 25, California Code of Regulations, chapter 6,
section 6000 et seq. (the "Guidelines").
No displacement activities will take place prior to the required reviews and approval of this Plan.
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A. ASSESSMENT OF NEEDS
To obtain information for the preparation of this Plan, a personal interview was conducted with both
members of the household living on the Project site, CCSM hired an outside consulting firm, Shober-Livas
Relocation, to assist in the planning and implementation phases of this single displacement. The table on
Attachment 2 shows some of the household characteristics and needs.
As indicated on the table in Attachment 2, there were two eligible adults occupying the one remaining
household. The household's combined reported income level falls within the area's "very low" income
category as established by HUD for Los Angeles County as shown in Attachment 3.
The displaced household currently resides in a zero bedroom (studio) unit located on Centinela Avenue,
between Pico Boulevard and Pearl Street. Residential uses immediately surround the Project site, with a
bus stop 112 block away at the corner of Centinela Avenue and Pico Boulevard. Additional amenities within
a 1 mile radius include a variety of commercial uses on Pico Boulevard, a Ralph's supermarket and
pharmacy, Grant Elementary School, and Clover Park. Medical facilities are located nearby, including two
major hospitals approximately 2 miles from the Project site.
B. REPLACEMENT HOUSING RESOURCES
Resource housing studies were made beginning February 1, 2005 to identify available comparable,
decent, safe and sanitary units available in close proximity to the Project site. One single unit will be
required to adequately relocate the Project site household. Therefore, the survey focused on confirming
the availability of decent, safe, and sanitary units, which contain the required minimum number of
bedrooms, are of adequate size for the household, and are comparable with respect to the number of
rooms and habitable living space. Based on the results of that survey, which is included as Attachment 4,
an adequate number of available comparable, decent, safe, and sanitary units of adequate size and the
required number of bedrooms and location, were found to meet the needs of the displaced household,
C. CONCURRENT RESIDENTIAL DISPLACEMENT
There are no other current or proposed displacing activities in the vicinity of the project that would impact
the ability to relocate the displaced households.
~ TEMPORARYHOU~NG
There is no anticipated need for temporary housing. Should such a need arise, the displacing entity will
respond appropriately and in conformance with all applicable laws and requirements. CCSM will assist in
advance payments to help secure the new unit.
E. PROGRAM ASSURANCES AND STANDARDS
There are adequate funds to relocate the remaining household. Services will be provided to ensure that
displacement does not result in different or separate treatment of this household based on race,
nationality, color, religion, national origin, sex, marital status, familial status, disability or any other basis
protected by the federal Fair Housing Amendments Act, the Americans with Disabilities Act, Title VI of the
Civil Rights Act of 1964, Title VIII of the Civil Rights Act of 1968, the California Fair Employment &
Housing Act, and the Unruh Act, as well as any other arbitrary or unlawful discrimination.
No one will be displaced without 90 days notice and unless "comparable" replacement housing can be
located and is available. "Comparable" housing includes standards such as: decent, safe, and sanitary
(as defined in 9 6008(d) of the Guidelines); comparable as to the number of bedrooms, living space, and
type and quality of construction of the acquired unit but not lesser in rooms or living space than necessary
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to accommodate the displaced household; in an area that does not have unreasonable environmental
conditions; not generally less desirable than the acquired unit with respect to location to schools,
employment, health and medical facilities. and other public and commercial facilities and services; and
within the financial means of the displaced household as defined in section 6008, subdivision (c)(5) of the
Guidelines. The relocation program to be implemented by the displacing entity conforms with the
standards and provisions set forth in Government Code section 7260 et seq., the Guidelines, California
Health and Safety Code section 33410 et seq., if applicable, and all other applicable regulations and
requirements.
F. RELOCATION ASSISTANCE PROGRAM
Shober-Livas Relocation is available to assist the displaced household with questions about relocation
and/or assistance in relocating. Bob Shober of Shober-Livas Relocation can be contacted at (310) 476-
5433 and 520 South Sepulveda Boulevard, Suite 204, Los Angeles, CA 90049. A comprehensive
relocation assistance program, with technical and advisory assistance, is being provided to the household
being displaced. Close contact has and will be maintained with the household. Specific activities include:
1. Distribution of informational brochures. Attachment 5 contains the informational notice
that was given to the displaced household on January 31, 2005. (See Attachment 5)
2. Timely referrals to at least three comparable replacement units as defined above and, if
necessary, transportation will be provided to inspect potential replacement units.
3. Assistance with completion and filing of relocation claims, rental applications, and appeals
forms, if necessary.
G. CITIZEN PARTICIPATION/PLAN REVIEW
This Plan will be provided to the remaining household and will be made available to the public for the
mandatory thirty (30) day review period. Comments to this Plan will be included as a Plan addendum
prior to submission for approval by the Agency. A copy of the approved Plan will be forwarded to the
California Department of Housing and Community Development (HCD).
H. RELOCATION BENEFIT CATEGORIES
Relocation benefits will be provided in accordance with the CRAL, the Guidelines, and all other applicable
regulations and requirements. Benefits will be paid upon submission of required claim forms and
documentation in accordance with approved procedures. The displacing entity will provide appropriate
benefits for each displaced household as required by the above laws and requirements.
Residential Moving Expense Payments
The subject household will be eligible to receive a payment for moving expenses. Payments will
be made based upon either a fixed room count schedule or an invoice for actual reasonable
moving expenses from a licensed professional mover.
1) Fixed Payment - A fixed payment for moving expenses based on the number of rooms
containing furniture or other personal property to be moved. The fixed moving payment will be
based upon the most recent Federal Highway Administration schedules maintained by the
California Department of Transportation, as indicated in Attachment 6.
-OR-
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2) Actual Reasonable Moving Expense Payments - The displaced household may elect to
have a licensed, professional mover perform the move; if so, the displacing entity will pay
for the actual cost of the move up to 50 miles and all reasonable charges for packing,
unpacking, insurance, and utility connection charges. The payment will be made directly
to the mover or as reimbursement to the displaced household.
Rental Assistance/Down Payment Assistance
Displaced households who are residential tenants and who have established residency within the
Project site for a minimum of 90 days prior to the "initiation of negotiations" will be eligible for both
Rental Assistance and Moving Expense Payments.
"Initiation of Negotiations" is defined as the later of the actual date of acquisition or the date of the
Agreement between the private entity and the public agency for purposes of acquiring and
developing or rehabilitating the subject property. In this case, the estimated or actual date of
"initiation of negotiations" is December 16, 2004, the date the City of Santa Monica preliminarily
approved CCSM's request to change from two rehabilitation projects to one new construction
project. It is anticipated that a loan agreement between CCSM and the Agency will be executed
around November 2005 which will provide predevelopment funding related to the new construction
project.
Except in the case of Last Resort situations, Rental Assistance Payments will be limited to a
maximum of $5,250 based upon the monthly housing need over a forty-two (42) month period. In
addition, the households may opt to apply the amount to which they are entitled toward the
purchase of a replacement unit.
If a household chooses to purchase a replacement home rather than rent, the household will have
the right to request a lump sum payment of the entire balance to which they are entitled.
Assistance to Homeowners
No homeowners will be displaced by this Project.
Last Resort Housing Payment
There is adequate "comparable replacement housing" according to the attached housing survey
(Attachment 4); provided, however, last resort housing payments may be authorized if
replacement housing is not affordable to the displaced household (i.e. housing costs not more
than 30% of the household's average monthly income.). In this case, payments may be made
beyond the $5,250 statutory cap up to 42 months worth of rental assistance. The supplement
increment beyond $5,250 may be paid in installments or in a lump sum at the discretion of the
Agency. Eligibility for last resort housing payments will be reviewed on a case by case basis as
will the determination of lump sum versus installment payments.
I. PAYMENT OF RELOCATION BENEFITS
Relocation benefit payments will be made expeditiously. Claims and supporting documentation for
relocation benefits must be filed with the displacing entity within eighteen (18) months from: (i) the date the
claimant moves from the acquired property; -or- (ii) the date on which final payment for the acquisition of
real property is made, whichever is later. Procedures for preparing and filing of claims and processing and
delivering of payments are attached as Attachment 7.
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No household will be displaced until "comparable" housing is located as defined above and in section
6008, subdivisions (c) and (d) of the Guidelines. Relocation staff will inspect any replacement units to
which referrals are made to verify that they meet all the standards of decent, safe, and sanitary as defined
in section 6008, subdivision (d) of the Guidelines. However, no household will be denied benefits if it
chooses to move to a replacement unit which does not meet the standards of decent, safe, and sanitary
housing.
J. EVICTION POLICY
The displacing entity recognizes that eviction is permissible only as a last resort and that relocation
records must be documented to reflect the specific circumstances surrounding any eviction. Eviction will
only take place in cases of nonpayment of rent, serious violation of the rental agreement, a dangerous or
illegal act in the unit, or if the household refuses all reasonable offers to move. Eviction will not affect the
eligibility of a person legally entitled to relocation benefits.
K. APPEALS POLICY
The appeals policy will follow the standards described in section 6150 et seq. of the Guidelines. Briefly
stated, the displaced household will have the right to ask for review when there is a complaint regarding
any of its rights to relocation and relocation assistance, such as a determination as to eligibility, the
amount of payment, or the failure to provide a comparable replacement housing referral. Information
regarding the appeals policy and procedure is contained in Attachment 8.
L. PROJECTED DATES OF DISPLACEMENT
The remaining household will receive a 90-day notice to vacate before it is required to move.
Relocation is expected to be completed for the household on or about October 2005, but in any event, the
household will not be required to move until the gO-day notice has expired.
M. ESTIMATED RELOCATION COSTS
The displacing entity anticipates using Redevelopment Housing Trust Funds for the Project.
Any and all required financial assistance will be provided. The relocation budget estimate for this Project is
not expected to exceed $30,000.
N. SUMMARY
CCSM is committed to provide the displaced household at the Project site with all appropriate relocation
assistance and services as required under the state relocation guidelines in order to address the needs of
the displaced household. The Relocation Plan clearly shows there are ample units available nearby, and
the financial benefits will subsidize the resulting increase in rent, if any, for the mandated 42 months of
subsidy.
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Attachment 1 :
Attachment 2:
Attachment 3:
Attachment 4:
Attachment 5:
Attachment 6:
Attachment 7:
Attachment 8:
Attachment 9:
TABLE OF ATTACHMENTS
Project Site Map
Household Characteristics and Needs
FY 2005 HUD Income Limits for Los Angeles County
Replacement Housing Survey Results
Brochure given to Displaced Household
Current Fixed Payment Moving Schedule
Relocation Payment Policy
Established Appeals Policy and Procedures
Plan Addendum - Comments on the Plan
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Attachment 1
Project Site Map
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Attachment 2
Household Characteristics and Needs
Household Number of Number of Number of Average Special
Occupants* Children Persons with Occupancy Language
Disabilities per Unit** Needs
Residential 2 0 2 2 0
Tenants
*Only one member of the household currently resides in the unit.
**Based on the one remaining household.
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Attachment 3
HUD Income Limits for Los Angeles County - 2005
The table below represents HUD Income Limits for Los Angeles County for program year 2005.
1 2 3 4 5 6 7 8
person person person person person person person person
Very Low-Income 22,950 26,200 29,500 32,750 35,350 38,000 40,600 43,250
Low-Income 36,700 41,900 47,150 52,400 56,600 60,800 65,000 69,150
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Attachment 4
Replacement Housing Survey Results
Date Available Number of Bedroom Location Rent
Units Identified* Available units
identified
2/01/05 34 Studio Santa Monica $725-2,700
2/07/05 14 Studio Santa Monica $750-1,050
2/15/05 33 Studio Santa Monica $600-2,700
5/27/05 30 Studio Santa Monica, $595-950
Venice & West
Los AnQeles
7/26/05 36 Studio Santa Monica $725-2,500
7/26/05 13 One-Bedroom Santa Monica $1,025-1,250
7/27/05 4 Studio West Los $850-1,150
Angeles
Market data indicates that there has been no substantial decrease in the availability of comparable
replacement dwellings.
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ATTACHMENT NO.5
SHOBER-LIVAS RELOCATION
~#~r~~tUlf1rl~~$.
INFORMATIONAL STATEMENT FOR FAMILIES AND INDIVIDUALS
Shober-Livas Relocation
520 S. Sepulveda Blvd.
Suite 204
Los Angeles, CA 90049
Phone: 310-476-5433
Fax: 310-476-5583
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INFORMATIONAL STATEMENT FOR FAMILIES AND INDIVIDUALS
Please do not move prematurely.
This is not a notice to vacate your dwelling!!
I. GENERAL INFORMATION
II. ASSISTANCE IN LOCATING A REPLACEMENT DWELLING
III. MOVING BENEFITS
IV. REPLACEMENT HOUSING PAYMENT- TENANTS AND CERTAIN OTHERS
V. SECTION 8 ASSISTANCE
VI. QUALIFICATION FOR AND FILING OF RELOCATION CLAIMS
VII. LAST RESORT HOUSING ASSISTANCE
VIII. RENTAL AGREEMENT
IX. ApPEAL PROCEDURES - GRIEVANCE
X. TAX STATUS OF RELOCATION BENEFITS
XI. ADDITIONAL INFORMATION AND ASSISTANCE AVAILABLE
General Information
The building in which you now live is in a portion of the Community Corporation of
Santa Monica Project Area to be rehabilitated. As the project schedule proceeds, it will
be necessary for you to move from your dwelling. You will be notified in a timely manner
as to the date by which you must move.
Please read this information carefully as it will be helpful to you in determining your
eligibility and the amount of your relocation benefits under the federal and/or state law.
We suggest you save this informational statement for reference.
The Community Corporation of Santa Monica has retained the services of Shober-Livas
Relocation (Shober-Livas), a qualified professional relocation firm, to assist you.
Shober-Livas can be reached at their corporate office at:
Shober-Livas Relocation
520 S. Sepulveda Blvd.
Suite 204
Los Angeles, CA 90049
Phone: 310-476-5433
Fax: 310-476-5583
Spanish speaking representatives are available. Si necesita esta informacion en
Espanol, por favor lIame a su representante.
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All information obtained by your relocation consultant will be kept confidential.
Please do not move prematurely. This is not a notice to vacate your dwelling. However,
if you desire to move sooner than required, you must contact your representative with
Shober-Livas Relocation so you will not jeopardize any benefits. This is a general
information brochure only, and is not intended to give a detailed description of either the
law or regulations pertaining to the Community Corporation of Santa Monica's
relocation assistance program.
Assistance in Locating a Replacement Dwelling
The Community Corporation of Santa Monica, through its representatives, will assist
you in locating a comparable replacement dwelling by providing referrals to appropriate
and available housing units. You are encouraged to actively seek such housing
yourself.
When a suitable replacement dwelling unit has been found, your relocation consultant
will carry out an inspection and advise you as to whether the dwelling unit meets
decent, safe, and sanitary housing requirements. A decent, safe, and sanitary housing
unit provides adequate space for its occupants, proper weatherproofing, and sound
heating, electrical, and plumbing systems. Your new dwelling must pass inspection
before relocation assistance payments can be authorized.
Moving Benefits
If you must move as a result of displacement by the Community Corporation of Santa
Monica, you will receive a payment to assist in moving your personal property. There
are two types of moving payments. You have the option of selecting either one of the
following types of moving payments:
Fixed Moving Payment
A fixed moving payment is based upon the number of rooms you occupy and
whether or not you own your furniture. The payment is based upon a schedule
approved by the Community Corporation of Santa Monica and ranges, for example,
from $375.00 for one furnished room to $2,000.00 for eight rooms in an unfurnished
dwelling (for details see the table below). Your relocation representative will inform
you of the amount you are eligible to receive if you choose this type of payment.
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FIXED MOVING SCHEDULE (CALIFORNIA)
Occupant owns furniture Occupant does not own furniture
1 room $575.00 1 room $375.00
2 rooms $750.00 Each additional room $60.00
3 rooms $925.00
4 rooms $1,100.00
5 rooms $1,325.00
6 rooms $1,550.00
7 rooms $1,775.00
8 rooms $2,000.00
Each additional room $200.00
If you select a fixed payment, you will be responsible for arranging for your own move
and the Community Corporation of Santa Monica will assume no liability for any loss or
damage of your personal property.
Actual Moving Expense (Professional Move)
If you wish to engage the services of a licensed commercial mover and have the
Community Corporation of Santa Monica pay the bill, you may claim the ACTUAL cost
of moving your personal property up to 50 miles. Your relocation representative will
inform you of the number of competitive moving bids (if any) which may be required and
assist you in developing a scope of services for the Community Corporation of Santa
Monica's approval.
IV. Replacement Housing Payment - Tenants and Certain Others
You may be eligible for a payment of up to $5,250.00 to assist you in renting or
purchasing a comparable replacement dwelling. In order to qualify you must either be a
tenant who has occupied your present dwelling for at least 90 days prior to the
Community Corporation of Santa Monica's first offer to purchase the property or an
owner who has occupied your dwelling for between 90 and 180 days prior to the
Community Corporation of Santa Monica's first offer to purchase the property.
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A. Rental Assistance
If you qualify and wish to rent your replacement dwelling your rental assistance
benefits will be based upon the difference over a forty-two (42) month period
between the rent you must pay for a comparable replacement dwelling and the
lesser of your current rent or thirty percent (30%) of your gross monthly household
income. You will be required to provide your relocation representative with monthly
rent and household income verification prior to the determination of your eligibility for
this payment. Note: Initial advance payments can be made, if requested, to provide
displacees with sufficient means to cover move-in expenses.
-OR-
B. Down Payment Assistance
If you qualify and wish to purchase a home as a replacement dwelling you can apply
up to the total amount of your rental assistance payment towards the down payment
and non-recurring incidental expenses. Your relocation representative will clarify
procedures necessary to apply for this payment.
V. Section 8 Assistance
Any displaced household that wishes to obtain a Section 8 housing certificate will be
assisted by the Community Corporation of Santa Monica for that purpose. Section 8
housing assistance assures families affordable rent for the time they remain in the
program. Monthly rent on the Section 8 program is typically limited to 30% of gross
household income. Families must meet certain income requirements to qualify.
In those circumstances where eligibility for Section 8 assistance is reduced because of
residency status problems, the Community Corporation of Santa Monica will provide
supplemental cash assistance. This assistance, called GAP-RAP, will last for 42
months and will be used to maintain tenant rent contributions at the same 30% level as
for other program participants.
1m ortant Note: Those households otherwise eligible to return to the Project, save for the curren
vailabilityof adequately sized units will have "priority status" with respect to any units of adequate size
hich may subsequently become available through the development of the Community Corporation 0
Santa Monica Project. Federal rules provide that an otherwise eligible non-citizen can receive benefit
nd services, the receipt of which will not be considered by immigration officials in making a negative,
'public charge" determination which could otherwise result in a non-citizen being determined
inadmissible to the United States; ineligible to adjust their immigration status; or deportable on th
rounds that he or she is likely to be or is a "public charge". Not all publicly funded benefits ar
onsidered by the Immigration and Naturalization Service (INS) or the State Department in deciding
hether someone is, or is likely to become, a "public charge". Among the many examples of benefits
hat are not considered for "public charge" purposes are "housing benefits". Not all cate ories 0
liens however are eli ible to receive all of the t es of benefits and this includes housin
benefits.
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Source: U.S. Department of Housing and Urban Development (HUD) - Notice H 99-20
VI. Qualification for and Filing of Relocation Claims
To qualify for a replacement housing payment, you must rent or purchase and occupy a
comparable replacement unit within one year from the later of the following:
A. For a tenant: the date you move from the displacement dwelling
B. For an owner-occupant: the date you receive final payment for the displacement
dwelling or, in the case of condemnation, the date the full amount of estimated
just compensation is deposited in court - OR -
C. The date the Community Corporation of Santa Monica fulfills its obligation to
make available comparable replacement dwellings.
All claims for relocation benefits must be filed with the Community Corporation of Santa
Monica within eighteen (18) months from the date on which you receive final payment
for your property or the date on which you move, whichever is later.
VII. Last Resort Housing Assistance
If comparable replacement dwellings are not available when you are required to move
or if replacement housing is not available within the monetary limits described above
the Community Corporation of Santa Monica will provide "last resort'" housing
assistance to enable you to rent or purchase a replacement dwelling on a timely basis.
Last resort housing assistance is based on the individual circumstances of the
displaced person. Your relocation representative will explain the process for
determining whether or not you qualify for last resort assistance.
If you are a tenant and you choose to purchase rather than rent a comparable
replacement dwelling the entire amount of your rental assistance and last resort
eligibility must be applied toward the down payment of the home you intend to
purchase.
VIII. Rental Agreement
As a result of the Community Corporation of Santa Monica's action to purchase the
property where you live you may become a tenant of the Community Corporation of
Santa Monica. If this occurs you will be asked to sign a rental agreement that will
specify the monthly rent to be paid, when rent payments are due, where they are to be
paid, and other pertinent information.
Except for causes of eviction set forth below no person lawfully occupying property to
be purchased by the Community Corporation of Santa Monica will be required to move
without having been provided with at least ninety (90) days written notice from the
Community Corporation of Santa Monica. Eviction will be undertaken only in the event
of one or more of the following infractions:
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A. Failure to pay rent; except in those cases where a failure to pay is due to the
lessor's failure to keep the premises in habitable condition, is the result of
harassment or retaliatory action, or is the result of discontinuation or substantial
interruption of services; performance of dangerous illegal acts in the unit;
material breach of the rental agreement and failure to breach within 30 days of
notice; maintenance of a nuisance and failure to abate within a reasonable time
following notice; refusal to accept one of a reasonable number of offers of
replacement dwellings; or
B. Performance of dangerous illegal acts in the unit;
C. Material breach of the rental agreement and failure to correct breach within 30
days of notice;
D. Maintenance of a nuisance and failure to abate within a reasonable time
following notice;
E. Refusal to accept one of a reasonable number of offers of replacement
dwellings;
F. The eviction is required by State or local law and cannot be prevented by
reasonable efforts on the part of the public entity.
IX. Appeal Procedures - Grievance
Any person aggrieved by a determination as to eligibility for a relocation payment, or the
amount of payment, may have his/her claim reviewed or reconsidered in accordance
with the Community Corporation of Santa Monica's appeals procedure. Complete
details on appeal procedures are available upon request from the Community
Corporation of Santa Monica.
X. Tax Status of Relocation Benefits
Relocation benefit programs are not considered to be income for the purposes of the
Internal Revenue Code of 1986 or the Personal Income Tax Law, Part 10 (commencing
with Section 17001) of Division 2 of the Revenue and Taxation Code, or the Bank and
Corporation Tax Law, Part 11 (commencing with Section 23001) of Division 2 of the
Revenue and Taxation Code.
XI. Additional Information and Assistance Available
Those responsible for providing you with relocation assistance hope to assist you in
every way possible to minimize the hardships involved in relocating to a new home.
Your cooperation will be helpful and greatly appreciated. If you have any questions at
any time during the process please do not hesitate to contact your relocation
representative.
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Attachment 6
Current Fixed Payment Moving Schedule.
Occuoant owns Furniture
1 room $575.00
2 rooms $750.00
3 rooms $925.00
4 rooms $1,100.00
5 rooms $1 ,325.00
6 rooms $1,550.00
7 rooms $1,775.00
8 rooms $2,000.00
Each additional room $200.00
o
ccupant does not own urnlture
1 room $375.00
Each additional room $60.00
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Attachment 7
Relocation Payment Policy regarding Procedures for Relocation Payments and Assistance
1 . Relocation consultant will meet with displacees and assist displacees in filling out all
necessary relocation claim forms.
2. Relocation consultant will submit the relocation claim to CCSM.
3. Upon approval of claim CCSM will submit the claim to its accounting department to procure a
cashier's check from the bank.
4. Within two weeks CCSM will provide relocation consultant with the check made payable to the
displacees.
5. Relocation consultant will deliver check to displacees and provide CCSM with documentation
that displacees received the check.
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Attachment 8
Appeals Policy and Procedures
If a displaced person disagrees with any recommendation made by the relocation consultant, he or she
may request that CCSM review that recommendation. Requests for review should be addressed to the
attention of Melissa Lindley, Project Manager and sent to CCSM, 1423 Second Street, Suite B, Santa
Monica, CA 90401. CCSM will promptly review the consultant's recommendation and notify the displaced
person of its decision.
If the displaced person feels the issue has not been resolved satisfactorily, he or she may request a
review of CCSM's decision by the Redevelopment Administrator of the Agency and may request a written
explanation of the Administrator's decision. If the displaced person disagrees with the Administrator's
decision, he or she may request an informal presentation to the Agency's Designee or a formal review and
reconsideration by the Relocation Appeals Board. That request must be made within 18 months following
the date the person moves from the property or the date he or she receives final compensation for the
property, whichever is later. Upon request, the Agency will provide a copy of its Relocation Rules and
Regulations setting forth its grievance procedure.
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